wellingborough east land south of the railway planning brief · 1 wider planning context 1.1...

Wellingborough East

WEA

ST P

Land South of the Railway Planning Brief Prepared for Borough Council of Wellingborough By Nortoft Partnerships Ltd and Matrix Partnership Adopted November 2005

lanning Brief

Borough Council of Wellingborough Land South of Railway Planning Brief

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Index 1 Planning Context 1.1 Introduction 1.2 Planning Context 2 Site Appraisal 2.1 Land Ownership and Recent Applications 2.2 Views of the relevant Agencies 2.3 Existing Site Alignment 2.4 Environmental Constraints 2.5 Utilities Constraints

3 Development Principles 3.1 Introduction 3.2 Appropriate Land uses 3.3 Employment 3.4 Residential 3.5 Amenity Leisure and other uses 3.6 Access Management 3.7 River Nene Footpath 3.8 Wildlife Links 3.9 Landscape and Structure planting 3.10 Other comments 3.11 Pedestrian/Cycle Links 3.12 Site Potential 3.13 Employment Leisure Mix

4 Summary of Planning

Application Requirements 4.1 Planning application requirements 4.2 Drawings 4.3 Design Statement 4.4 Sustainability Statement 4.5 Other studies 4.6 Section 106 5 Detailed Planning Policy

Background 5.1 Introduction 5.2 Employment 5.3 Residential 5.4 Leisure and Recreation

Retail


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1 Wider Planning Context

1.1 Introduction

This planning brief identifies the planning background and policies and sets the context for any future development of the area of land to the south-east of the town of Wellingborough, known as “Land South of the Railway”. Details of the planning policies are dealt with in the section 5. The purpose of the brief is to expand on the local plan policies to assist developers in designing schemes for the area and to assist the Council in determining these applications. Consultation took place for 4 weeks between June and July 2005. Following this, the document was adopted as Council Policy in November 2005.

1.2 Planning Context

The area of “Land South of the Railway” is set within the wider Wellingborough East (WEAST) development area identified in the Adopted Local Plan. WEAST is located to the East of the town where approximately 360 ha (900 acres) of land has been allocated in the adopted Local Plan for mixed development and there are opportunities for residential, industrial / commercial uses and leisure facilities incorporating approximately 3,000

homes and 110 ha (270 acres) of employment land in a comprehensive development. Any development on Land South of the Railway will need to be set within the context of the wider WEAST development. An outline planning application is currently under consideration by the Council. The most significant aspects of the need for a comprehensive development on Land South of the Railway would include the main “Route 2” access that passes close to the site concerned, and the traffic impacts generally on the Irthlingborough and surrounding roads. The principal current land uses for Land South of the Railway is a combination of: • A large redundant B2 factory unit

(former Abattoir) • A semi-cleared Brownfield triangular

site (various industrial/employment uses)

• A large Travellers Site (Kangaroo Spinney)

• Two semi-detached dwellings (Westfield Cottages)

• A sewage pumping station • A single bungalow dwelling • A small active B2 factory unit

(Sausage Skins) • A single dwelling “Hobbles Mill”

• Areas of rough grazing / floodplain The site has a long history (about 100 years) as a mixed employment area, and can be said to be currently an employment-dominated area. All of the area in the brief is covered by the Adopted Local Plan Policy U14, the land in the floodplain by U16 and that outside the floodplain by U17. The area is part of the wider Wellingborough East mixed development policies. These policies do not require all parts within the WEAST development site to be mixed. However the site under consideration does have potential to be considered for mixed development (e.g. including residential, employment, leisure and other uses). Under Policy U17 “development should be compatible with the masterplan for the whole of the site which should accord with any published supplementary planning guidance for the planning of the wider area, together with any more detailed development briefs for specific areas or uses promoted and approved by the Borough Council with wider public consultation”. This planning brief is to be considered as a key background document, relevant to any development considerations for the site.


Main Wellingborough East site

Figure 1 – Site Location

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Line of floodplain

Land South of the Railway


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2 Site Analysis

2.1 Land Ownership/Applications

This section deals with the land ownership, relevant planning background focussing on recent planning applications in and around the development area. Figure 2 - Current Land below identifies the relevant landownership parcels. Hobbils Mill (in Area E) Hobbils Mill is a residential property. There has been interest from the landowner for some limited housing development on this site. However potential flooding needs to be considered and the site is all in the floodplain. The 1998 site was alleged to have come “within one brick course of flooding the house”. This track is considered as a potential footpath route from the WEAST development to the River Nene valley and wider countryside (see Rights of Way section below). Such a route might be able to run southwards from the Irthlingborough Rd; joining up with either the existing Nene Way, or on a new alignment, across fields west of the Jaeger Sausage Skins Factory and east of the disused railway embankment, to join up with

the new footbridge further south across the River Ise. Land to the North of Irthlingborough Rd (Area F) This triangular piece of land is currently being marketed for redevelopment. It had been considered for a while as a site for a religious use. It lies on land formally used for a variety of employment uses between at least 1880’s and about the 1970/80s, and is likely to have been in part associated with the Ironworks Foundry site, that lies immediately to the north of the railway line. A mineral line (likely for ironstone) was shown on maps in the 1880s running across the site and through a tunnel under the railway connected to the Foundry (now the Laurence Leyland Industrial Estate Area B). This had closed by the 1920’s but the line of the track is still visible and the tunnel still remains under the railway. Access to the Lawrence Leyland Estate is blocked off, but it may be possible to re-open in engineering terms. Given the past uses, it would have to be assumed that this site will need a comprehensive environmental assessment, including trial pits and boreholes, should redevelopment be considered.

Westfield Cottages (Area G) In part used as a live/work unit there may be some development interest for more housing on the site. Access to the site is difficult given its proximity to the railway bridge and associated tight highway bend with limited visibility. The Bungalow and adjacent factory (Area I): A single dwelling with a small factory making sausage skins, this family owned business has occupied the site since the early 20th Century. The site is mapped as a Tannery in the 1920’s although its use is remembered as a dye-making factory. The site is in the floodplain, however the occupiers state that the dwelling and factory have not been flooded since the 1930’s. The 1998 floods came very close to inundating the site though. The Bungalow is 73m from the Anglian Water sewage pumping station. Abattoir Site (Area K) Previous employment use was for B2 / General Industry, being an abattoir, constructed around the late 1960’s early 1970’s. The site owners have expressed interest in re-developing the site. The site is largely in the floodplain and sandwiched between the Irthlingborough


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Road to the north, the access track to the Kangaroo Spinney to the south, Kangaroo Spinney itself to the East, and the Sewage Pumping Station to the West. The southern edge of the site has a complex of major sewage and gas pipes running along it. Water supply pipes run along the northern edge parallel to the Irthlingborough Rd. The Midland Mainline Railway line is found on a raised embankment about 50m to the North, and the proposed main access route for WEAST (Route 2) is to be built across the floodplain to the South. There is historical evidence of a sewage works in Kangaroo Spinney, this may have also included the site of the Abattoir. Given these past uses, this site will need a comprehensive environmental assessment, including trial pits and boreholes. Kangaroo Spinney Travellers Site (Area L) This formal travellers site was built on the site of a former sewage treatment works. There is evidence of a sewage works on the site from about the 1900’s through to at least 1938, though it was not shown on maps in 1958. It is believed that many fields in the surrounding area had slurry from the works spread on them. This may have included the abattoir site and the Land to the north of Irthlingborough Road.

Over the years there have been various enforcement and pollution issues in and around the site. The access track to the site is at its northern end with a permanent right of way for Kangaroo Spinney. Areas of rough grazing/floodplain (Area N) The floodplain land to the south of the site has a history of gravel extraction. The area that lies between the disused railway embankment to the West, the Irthlingborough Rd to the North, the factory to the East and the floodplain to the south is reported as farmed by a local farmer. Related areas outside Land South of the Railway Nene Court This is located about 100m south-west of the development area. There has been development interest for this Brownfield site. A current application has been withdrawn. Any development is likely to have traffic generation issues that would affect the Irthlingborough Rd. Crest Chapmans Packaging Factory: This is located about 250m west of the development area, at the junction of the Irthlingborough and Senwick Roads. The packaging business has ceased to trade. A planning application for some 97

dwellings has been submitted and approved in March 2005. There will be traffic impacts on this junction and a developer’s contribution (£100,000) has been secured towards junction improvements. Old Gasworks site, Irthlingborough Rd. This is located about 100m west of the development area. There has been development interest for this Brownfield site. A current application has been withdrawn. Any development is likely to have traffic generation issues that would affect the Irthlingborough Rd.


Figure 2: Current Land This figure identifies the various parcels of land in and around the development policy area. The areas are indicative only. The area able to be developed is defined under the development principles section of this report, the red line identified here is for general orientation purposes only. Note on Rights of Way The existing Nene Way footpath right of way (UL 011) is shown together with a proposed footpath link from the main Stanton Cross development site to the north, under the railway, past Hobbles Mill to the Irthlingborough Road. Two options for the linkage of this proposed right of way are shown; one links to the existing UL 011, and the other passes through Area M to join UL 004 and UL 006.

New FP options

Area A

Area B

Area C

Area D

Area E Area F

Area G

Area H

Area I

Area J

Area KArea L

Area M

Area N

New FP options New Route 2 Nene Footpath Area O

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2.2 Views of the relevant agencies

Environment Agency A large proportion of the site has been identified as in the floodplain based on the floodplain maps provided by the Environment Agency. The floodplain contours are shown in Figure 6 – Utilities Constraints below. Highways Authority Discussions with the Highways Authority indicate that: - there is a weight restriction on the

Irthlingborough Road railway bridge of 16T; - that Bovis Homes Ltd has identified the

Irthlingborough Road as a potential construction for the main WEAST development area;

- that once the construction use has abated

and the main site access route (“Route 2”) is fully open and providing a route for traffic that currently uses the Irthlingborough Road (e.g. Laurence Leyland Industrial Estate), it is likely that this will release traffic flow capacity for new development on the Land South of the Railway.

- that the Irthlingborough Road in this location

might be considered to have a higher

priority for cyclists and pedestrians than for motorised vehicles.

In summary the views of the Highways Authority are that any development proposal would need to have a proper traffic impact assessment along with traffic modelling in order to assess the impact on the Irthlingborough Road and surrounding areas, however on the balance it would seem that in the long-term the capacity of the road to take some new traffic is unlikely to be a major restraining factor, unless the road was identified for cycle/pedestrian priority. County Travellers’ unit Discussions with the Manager of the County Travellers Unit indicated that there were ongoing problems in the area concerning anti-social behaviour, and a serious illegal dumping problem. Opportunities to consider re-alignment of the access road would be considered n their merits, bearing in mind the need for suitable slopes and turning curves for lorries with caravans attached as well as other normal highway design and safety matters. Any development on the sites adjacent to the travellers site would need to take into account the fact that up to 19 plots would

be occupied for residential purposes and the needs and rights of the community living there had to be met. Anglian Water The main concerns of Anglian Water (letter to the Council dated 24th Sept 2004) relate to the need to have the line of the two rising mains, pumping sewage from the Sewerage Pumping Station (to Broadholme) remaining in public open space, and to have an easement strip clear of buildings, trees or any other obstructions which might impeded access. Figure 5 - Environmental Constraints below identifies the line of the sewage pipes running from the Sewage Pumping Station, roughly in the area of the photograph below, between the old Abattoir site and the floodplain. Anglian Water requires a 10m access strip either side of the pipelines, with no built use. Informal open space use would be acceptable here. Based on Anglian water recommendations for a cordon sanitaire of 100m for residential and 50m for employment uses for their main pumping station on Station Island, a cordon of 40m for residential and employment is proposed for this facility.


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2.2 Wider site context

The specific sites under review that are included within the designation of ‘Land South of the Railway’ and that are the principal development sites, are shown in figure 2 above. the adjacent image. These include the triangular site to the north of Irthlingborough Road (Area F), and the former abattoir site to the south (Area K).

Key features of the site include:

• Locality defined by disused railway embankment to the West, mainline railway embankment to the North, WEAST access Route 2 to south and travellers’ site to the East;

• Proximity to water courses and flood plain;

• Isolation from existing residential areas; although some access to the proposed new neighbourhood area to the north.

• Proximity to B2 employment uses north of the railway;

• Good strategic access via Route 2 to the A45;

• Visibility from Prologis Park and the A45 to the south

To Wellingborough East

Strategic views

A45

Railway

SAM

Land South of Railway boundary

Views restricted by disused railway embankment

New route 2 alignment

Figure 3 – Wider Site Context


2.3 Existing site alignments

In terms of wider area urban design, the four primary existing areas of development exhibit two clear grid layout alignments. In addition the area exhibits a number of curved features that cross-cut the formal alignments.

The River Nene and Swanspool Brook lie to the west of the study sites and form an important open space and ecological amenity for the area. The designated ‘Nene Way’ runs north-south along the southern part of the River Nene immediately to the west of the Anglian water pumping station.

The mainline railway bounds the southern edge of the NE employment area and bisects the grid, forming the northern edge to the Travellers’ site

Railway

Nen

e riv

er

Swanpool Brook

Type 1

Type 1

Type 2Type 2

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Figure 4 – Existing Site Alignments


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2.4 Environmental Constraints

The diagram opposite indicates the key constraints for consideration in any new development on the study area. These include:

• Impact on character of the area from existing employment north railway;

• EA floodplain boundary, requires FRA;

• Railway noise generation;

• Good visual but poor physical links back into the town centre;

• Future links to WEAST neighbourhood centre;

• Nene Way footpath access;

• High quality aspect onto river and valley/plain;

• Adjacency and access to Travellers’ site;

• Anglian water pumping utility (see 1.3.2);

• Previous land uses on the site. Figure 5 – Environmental Constraints

Borough Council of Wellingborough Land South of Railway Planning Brief 2.5 Utilities Constraints

The diagram indicates the potential impacts of various existing utilities and flood plain constraints:

• Anglian Water establish a 40m exclusion zone to residential development around the pumping station facility. No exclusion applied to commercial uses;

• Alignment of underground sewage and gas mains with 5m exclusion zone each side;

• Environment Agency 1-in-100 year flood plain boundary;

• Desired buffer separation to the railway line;

• Appropriate buffer/separation between the existing Travellers’ site and any new development.

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Figure 6 – Utilities Constraints


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3. Development Principles

3.1 Introduction

This section deals with the background to the proposed development mix for the site. The detailed justification for the mix is based upon the planning policies that are given in detail in the Section 5. The following development principles identify broadly how the site should be planned, designed and laid out, and the acceptable uses for the site. These principles are derived from a combination of the policy and site constraints and opportunities and the desired development mix. Phasing has not been identified so as to allow for development flexibility. But a comprehensive development plan for the site would be required at outline stage. The choice between these options will depend upon further site investigation, detailed market appraisal, opportunities for grant aid, and upon other whole site options such as a waste treatment use. The mix of the identified land uses and their disposition is illustrative and that alternatives may in appropriate circumstances be

considered as long as the development principles are adhered to.

3.2 Appropriate Land Uses

The site is designated as part of the wider adopted Local Plan Policy U17 as mixed development. However all the various site constraints and opportunities need to be taken into account in assessing an acceptable development mix on the site. The site can be clearly defined in spatial terms as a Brownfield mixed, employment-dominated, edge of town site. It lies between the Floodplains of the Rivers Ise and Nene and the Midland Mainline railway. The main surrounding land uses aside from the dominant floodplain, are the housing land to the West and the industrial estate to the north. This site is a complex site with many competing and conflicting issues that make it difficult to easily identify a clear future use for the site. The following conclusions however help to steer towards the identified preferred policy framework and site development options. The general principles behind sustainable development and Policy U14 and Policy E4 are particularly important.

The site has an important role to play as part of a wider gateway site from the south and into the main WEAST development. The sites current dereliction and poor visual look, together with the pollution and dumping problem are not helpful factors. New development on the site will undoubtedly help improve the gateway. The proposed new Route 2 the WEAST Southern access route which goes from Irthlingborough Road to the Embankment to connect to the A45 can be expected to alleviate the traffic impact on the site from the Laurence Leyland Industrial estate. The viability of various uses on the site would need to be tested. The site is undoubtedly a difficult site to develop for most uses given the constraints identified (flooding, noise, pollution, previous uses, expected contamination, neighbouring uses unlikely to be compatible with many types of development, and highway matters). Any development would need not only to take account of the environmental/planning constraints but also the downward pressure on rental/income due to the areas overall unattractive current environment. Wellingborough is generally very competitive for industrial/employment land purchase, but also has relatively low rental


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values, which whilst good for some sites, on this site would be a constraint on raising sufficient funds to make a development viable. This combined with the restriction to the net developable area (e.g. due to the floodplain) and the costs associated with decontamination and other environmental mitigation costs makes the site difficult to deliver. Subject to further studies it is likely that mitigation can be reasonable achieved for proposed uses.

3.3 Employment

The site has some existing General Industrial (B2) land uses, namely the Abattoir site (Area K), Sausage Skins Factory (Area I) and the sewage pumping station (Area J). Area F “North of Irthlingborough Road”, is a cleared Brownfield site with past evidence of B2 uses. Continuation of such uses on Areas F and K, would be in general be appropriate, particularly where they improve the site as a gateway site to the new town extensions to the north. Such development would need top be in line with Policy UE1 (see detailed policy background section of this report). The transport connections for employment use are restricted by the narrow and winding Irthlingborough Road, with restricted sight lines, which also has current problems for pedestrians and cyclists.

It is recognised that with the proposed new “Route 2” access the WEAST development to the north will provide a better access for transport using the Laurence Leyland Industrial Estate, resulting in a likely decrease in the current levels of traffic on the Irthlingborough Road. This might allow for some acceptable increase in current/recent traffic flows from the development area. This would need to be subject to a traffic appraisal. Area F would be particularly suitable for B2, as a buffer against the noise and vibration from the mainline embanked railway line. However developing the site as a whole is unlikely to be suitable for most B2 uses, due to the competing availability of cheap uses on the adjacent Lawrence Leyland Industrial Estate. A mix of other uses would therefore be appropriate. It is to be noted that there will be restrictions on the development of parts of Areas F and K, for example where parts lie in the floodplain or are affected by a cordon sanitaire around the pumping station. These constraints are dealt with under the Development principles section of this report. The site would be suitable in part for Offices/light industrial (B1) employment

uses. This would assist in improving the site as a gateway site, provide a better mix of uses for the site, supporting site vitality. B1 use would benefit from the potential of the river valley views and a riverside setting. The B1 proposed use would benefit in part from the wider environmental and access improvements, not just the riverside setting. There would need to be a buffer between B1 (and B2) uses and the neighbouring residential Kangaroo Spinney site. Parts of Area G may be suitable to live/work workshops. This would both improve the critical mass for the two isolated residential properties, as well as providing a buffer to the Kangaroo Spinney site. Enhancement of the area to include facilities such as visitor moorings, publicly available fresh water points, pump out sanitation and refuse points would encourage boaters to stop and use the proposed amenities, thus benefiting the local economy. The Environment Agency would also like to see the inclusion of canoe portages and slipways and there is strong potential for further tourism (for example, linking in with the Nene Way long distance footpath and proposed cycleway) and new water based job


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opportunities, helping to create a diversified and robust local economy.

3.4 Residential

Despite the argument that residential development would raise the value of the land and allow it to be developed (perhaps thus supporting a gateway role) this in itself is not a persuasive planning argument for residential development. The site is considered unsuitable for residential development due to: 1. Isolation: The site is on the extreme periphery of the town, separated by floodplains, a mainline railway embankment, a disused railway embankment, with the main WEAST “Route 2” embanked access road to the south. Access to shops, education, health services etc is restricted, and certainly not “convenient”. 2. Safe access links: Access by walking and cycling west towards to the town is unsafe due to a constricted road without sight lines, footways, passing places and the obstruction of the disused railway abutments. Facilities for services in this direction are limited to a public house and a small corner shop. Access east over the railway is extremely unsafe for all but vehicles due the narrow railway bridge

with no room for a footway, sharp bends, and inability to see oncoming traffic and crash barrier impediments. It is in this direction that will be found most of the community facilities (education, health, shops and services etc) as part of WEAST. 3. Dependency on car use: Given its physical isolation, distance from all but the most basic community facilities and the difficulty for safe cycling or walking use, the site will be highly dependant on car use. WEAST neighbourhood centre facilities are 1200m away, with the railway bridge access restriction effectively requiring car use. 4. Protection of employment: The site is still suited for employment use (e.g. Local Plan Policy E4) and these should be retained. 5. Neighbouring uses: The site is not only physically constrained but has neighbouring uses that are not easily compatible with residential development. These include: a sewage pumping station, a busy embanked mainline railway line, a major industrial estate, and a travellers' site. Whilst the later site is a residential use, and so in pure planning terms compatible with new residential, the current management problems with associated dumping and pollution, which

have been prevalent for many years, are so excessive as to severely limit residential quality. Of the four residential properties, two lie within the floodplain. The other two have been present for over 100 years on the extremity of site. 6. Previous uses: The majority of the site has had a range of previous uses that will need full environmental assessment. These include works related the adjacent major iron foundry, a mineral line, an abattoir, a tannery, and a 19th Century sewage treatment plant with a known history of spreading sludge on surrounding fields. It is recognised that this is a Brownfield site, and it is possible that some of the above issues may be able to be addressed by mitigation, but the uniquely difficult combination of risks (e.g. longer term flooding) and costs of such mitigation (e.g. decontamination), the undesirability of the site to potential residents, the isolation, unsafe access and dependency on the car, taken together make this site unsuitable for residential development. The exception to this is that a proposal for 2 or 3 live-work units adjacent to the Westfield Cottages would be appropriate, to reduce the isolation of those 2 existing dwellings, and provide a buffer for the rest of the proposed development.


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3.5 Amenity and Leisure and Other Uses

Although the site is seen as unsuitable for residential development, but suitable for some employment use, there may still be a need to support the development of this run-down site, so as to make good use of Brownfield land, to provide a better environment for residents in and around the area, to provide for a mix of use leading to a more successful and vital development, and to provide a better gateway site for the existing town and the WEAST development. Other options for the site may be for leisure such as Restaurants/public house (A3) use. A pub/restaurant taking advantage of a riverside setting and providing a focus and a facility to support countryside recreation associated with the River Ise Town Park, the proposed River Nene Regional Park and the Nene Way long distance footpath. A walkers' residential hostel/B&B directly associated with the pub should be considered. Other more intensive uses, such as some assembly and leisure (D2) uses, as well as uses such as a large nightclub, might be considered if they could be shown to be able to provide a compatible use with existing uses (e.g. residents).

It is very unlikely that retail uses would be acceptable on this site under the advice of PPG3, sequential test etc. The site as a whole may well be suitable for use as a waste treatment centre not because of its quality which is suitable for a wide variety of non-residential uses, but because of its potential good vehicular access links and isolated town edge peripheral location. A high quality of building and layout design would be required for such a use, the site is also useful for a variety of non-residential uses. The need for such a centre associated with the WEAST Strategic Development Area is identified in the draft Waste Local Plan. Such a centre is likely to provide a borough wide waste treatment function, and needs to be sensitively located with good access links to main arterial roads and potential access by rail would be an added advantage. This use should be considered in more detail at an early stage as a site option. More work with the County Council through the Waste Local Plan process may be required.

3.6 Access Management

Opportunities should be explored to re-arrange the current access arrangements to the site, for example to Kangaroo Spinney, so as to allow for better traffic management, reduced conflict between uses and to support better site management. Related opportunities should be considered to find an alternative access for the Kangaroo Spinney site, such as eastwards under the new proposed main access route for WEAST.

3.7 River Nene Footpath

To the south of the site is found the Nene Way (a long distance footpath of county significance) which has a key link, from its main route along the River Nene, northwards past the western edge of the Sewage Pumping Station to join up with the Irthlingborough Rd. Adopted Local Plan Policy U16 identifies the need to “seek to conserve and enhance pedestrian and cycle access between the urban area and the river valley” in this area. The main WEAST site Development Framework SPG identifies that links to the wider countryside/the Nene valley are required. The link here would be from the main WEAST Town


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Park, to head south underneath the railway line and so join up with the Nene Way. Discussions with the County Council Rights of Way team support this view. Options for the proposed Right of Way route(s) are shown above in Current Land diagram. Any development will need to facilitate the development of these rights of way, to include a safe route along the Irthlingborough Road and a safe crossing so as to join up the River Ise Town Park to the north to the proposed development south and north of the Irthlingborough Road, to Nene Way footpath and also to the town to the west along the Irthlingborough Way. This is very likely to require new footways along the road, road widening (disused railway embankment area). River footbridges across the River Ise, River Ise-Mill Race and Swanspool Brook are likely to be needed. However given the restrictions these bridges already cause to the flow of the rivers it is likely that rights of way standard (e.g. steel frame but wooden decked/handrailed) would fit alongside the bridges without impact on the floodplain, subject to flood risk assessment. The footpath links should tie up with the proposed cycleway along the disused railway embankment from Victoria Business Park. The detailed designs for any footway over the

river or in the floodplain should be discussed with the Environment Agency. It is proposed that any development on the site should be comprehensive in so far as helping to deliver such a right of way. It would be expected that land assembly would not impede such a proposal. The Council consider this link as essential infrastructure and will consider a CPO to achieve this outcome.

3.8 Wildlife Links

An important wildlife route needs to be maintained and if possible improved where it runs underneath the railway from the proposed Town Park to the north of the railway, across Land South of the Railway, and southwards to the River Nene and its floodplain. Essentially this links the River Ise floodplain habitats with those of the River Nene floodplain Apart from the proposed footpath/Right of Way, only exceptional circumstances should be allowed to damage riparian habitat or inhibit riparian flora and fauna from spreading or moving along the riverbanks of the Swanspool Brook, River Ise and Mill Race. The main WEAST Route 2 access road needs to provide a high quality pedestrian

and cycle crossing or preferably underpass, as well as a wide enough ecological corridor underneath the road, with appropriate design for wildlife movement at times of high flood.

3.9 Landcaping and structure planting

Full opportunities need to be taken to use advance structure planting of indigenous species so as to support an improvement of the view from the main WEAST access, Route 2, and from the proposed development (e.g. screening the of Lawrence Leyland Industrial Estate and the railway, and screening of and for the Kangaroo Spinney).

3.10 Other comments

Any development would need to have a full environmental, including a full traffic assessment. It would be useful to identify the viability of a particular mix and scale of development at an early stage. It is strongly recommended that grants be sought for this site in order to better secure its redevelopment and potential as a gateway site.


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Such grants may be able to be sourced from: • ODPM (Growth Areas Funds and

Community Infrastructure Fund);

• North Northants Together Delivery Vehicle;

• Invest Northamptonshire Fit For Market programme;

• County and Borough Council funding

• Other sources.


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3.11 Pedestrian /Cycle Links

The diagram identifies the existing and future pedestrian/cycle links to be established across the study area: 1. Link to the north under the rail (existing

needs unblocking and access agreement) 2. Nene Way (existing) 3. Hobbles Mill track to link to Stanton Cross 4. New footbridges for footway/cycleway 5. Improved safe footpath/cycleway along

road 6. New footpath to River Nene / River Ise

junction 7. New footpath cycleway along road

through disused railway cutting linking to town and to Victoria Business Park

1

3

5 4

7

Figure 7 – Pedestrian/Cycle Links


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3.12 Site Potential

The primary opportunities for the area are described below:

• Improve the site as a “Gateway Site”

• Improve the environmental quality of the river valley/plain to the south (management, rubbish removal, reinforce access – Nene Way etc);

• Build on strong linear view axis to the town and to St Mary’s church to the northwest (and Chester House Farm to the South-East).

• Generate development sites overlooking the river plain;

• Prioritise block A for mixed leisure and B1, block B for mixed B1and B2, block C for B2.

• Reinforce pedestrian links under rail between existing and potential new employment areas;

• Re-organise access into the Travellers’ site to enable new development as indicated;

• Rationalise pumping station curtilage to enable new development.

• Improve pedestrian/cycle links to the East and West along Irthlingborough Rd

Figure 8 – Site Potential


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3.13 Employment/Leisure mix The structure of the development layout is shown opposite, and includes the following: • New infrastructure layout servicing the

development blocks as shown; • Leisure (brown); employment or primarily

employment (purple) • Hatched leisure in particular should be

considered for leisure relating to the wider countryside/river valley.

• New formal ‘square’ to create sense of place and entry into the the development areas, and new public open space with views over valley;

• New access to the Spinney; • Green buffer established with forward

planting between Traveller’s site and new development;

• Gross site area is about 3.14 ha. Total permitted developable area is about 2.77 ha (excluding floodplain and public open space) being about; B1 = 5,600 sqm to be at 1 storey plus mezzanine; B2 = 4200 sqm to be at 2 storeys; B1/leisure mixed to be at 5,100 sqm to be at 2/3 storeys; Leisure = 2,370sqm to be at 3 storeys; residential 300-350 sqm for 2 live-work units.

Figure 9 – Employment/Leisure Mix


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4 Summary of planning application

requirements 4.1 Planning Application requirements

Outline and detailed planning applications must accord with: each of the relevant policies contained in the Borough of Wellingborough Local Plan (including Local Plan Alteration), adopted March 2004 and relevant Supplementary Planning Guidance; with the overall strategic intention and development principles contained in the 'Wellingborough East Development Framework' document. Advice on information required in support of an Outline Planning Application is provided in the Wellingborough East Development Framework SPG. Detailed applications for planning permission will need to be accompanied by:

4.2 Drawings

In making an application for planning permission, it is vital to present a clear and accurate picture of what exists and what is proposed. Drawings must be to scale, with sufficient detail to show the proposals in context. This should include:

A location plan: - Preferably to 1:1250 (no smaller than

1:2500) – Outline the application property – Show in relation to surrounding area – Vehicular access Details of existing site layout: – Typically 1:200 – The whole property, including all

buildings, open space and parking – Tree surveys Details of proposed layout: – Typically 1:200 – The siting of all new buildings and

landscape in context Floor plans: - Scale 1:50 or 1:100 – Including the relationship to adjacent

buildings Elevations: – Scale 1:50 or 1:100 – Show every elevation – include details

of materials and external appearance – Show elevations in the context of

adjacent buildings, where appropriate Photographs, perspectives and models will be strongly encouraged to help communicate the proposals in three dimensions.

4.3 Design Statement

As set out in PPG1, applicants should provide a written statement setting out: - the design principles and design concept adopted in relation to the site and its wider context; - outline how these are reflected in the development's layout, density, scale, visual appearance and landscape; - explain the purpose of the proposed development and how the site relates to its wider area; - providing a full site and area appraisal where necessary; - explain how the development will meet the local authority's urban design objectives - include an executive summary where this would be useful for public consultation

4.4 Sustainability Statement

As set out in Building Better Places SPG VIII, adopted April 2003, applicants should provide evidence to show how the proposal contributes to sustainable development The developer should consider sustainable waste management including


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the production of less waste, reuse where possible and the reduction of waste to landfill in accordance with the Waste Strategy 2000 and the Northants Waste Plan. There should be regard to the new PPS10 ‘Planning for Sustainable Waste Management’ and the proposed changes to the Waste Strategy 2000. Of relevance is (given the former uses on site) the likely significant quantities of C&D Waste would be produced. Applicants should submit a waste plan with their applications demonstrating how it is intended that waste will be minimised, stored, re-used (carrying as much of this on site a possible) and recycled, with disposal as the last option.

4.5 Other Studies

Dependant on the exact nature of a planning application, the following studies will also be required: - Full transport assessment; - Overall Environmental Assessment

including: - Detailed ground conditions and contaminated land surveys;

- Flood Risk Assessment, and other studies

needed to meet Environment Agency and

WBC policies on flood prevention, sustainable urban drainage, and meet the needs for a Land Drainage Consent.

- Detailed deliverable rights of way links

and related safe road crossings The Environment Agency will also require:- - An assessment report on the potential

landfill gas on the site. This is due to the possibility of landfill gas (a mixture of methane and carbon dioxide which is potentially explosive and/or asphyxiant properties) migrating from or close to the landfill site into the strata below the proposed development. There may also be stability issues and leachate issues affecting/affected by new development. The responsibility for safe development and secure occupancy of this development rests with the applicant/developer.

- A masterplan level FRA, including the 15

points in Appendix F of PPG25. Relevant factors may be the severity of predicted flood events and the prospects for adequately mitigating, including using level for level floodplain compensation (for those parts of the site be deemed flood plain) and any relevant impacts of the wider WEAST development. The

results of the SFRA should b fed into this.

- Arguments would need to be set out as

any wholly exceptional circumstances applying to essential infrastructure in the functional floodplain that might be considered ‘wholly exceptional’ or to any ‘exceptional circumstances’ which might apply to parts of the site which might be considered to fall with Flood Zone 3b in Table 1 of PPG25.

- A drainage strategy would be required,

with infrastructure outside flood risk areas. This is important as parts of the site may rely on adjacent land and related infrastructure to achieve an acceptable drainage solution. It will also be important to realise that due to possible contamination and landfill issues on the site, that SuDS options may be restricted, particularly the use of infiltration SuDS.

- Following on from the FRA process, any

proposals would also need to meet the sequential approach requirements in PPG25 paras 30-31, 35-36 and 52 in considering appropriate uses for those parts of the site affected by flood risk. Please note the different approaches that apply to those parts of the site deemed Previously Developed Land (EA can offer a view on this from our


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significant experience of this if that would be helpful).

- The developer to contact Anglian Water to

confirm that they can provide water for any proposed development prior to planning permissions being granted. This area falls within the Nene Catchment Abstraction Management Strategy (CAMS) area. There is little scope to abstract water from the rivers/watercourses in this area, especially in the summer and the only water supply option is likely to be from the mains.

- Details on sewer capacity and an

assessment of whether an increase in the number of storm spills is to be expected from Combine Sewer Overflows (CSO’s) and pumping stations as a result of new development in this area. This development, along with the WEAST development, will use the same sewer section leading to the Broadholme Sewerage Treatment Works, so the combined effect of the two discharges of sewage effluent must be considered. Should existing infrastructure not have environmental capacity to take and discharge extra flows (regardless of whether the Water Company considers there is operation capacity) the Agency would seek to resist development until adequate infrastructure can be provided and adequately funded. Without the results of a utilities/water cycle study, we are

unable to advise on this at present therefore the PPS23 precautionary approach should apply in the meantime.

The Environment Agency would adopt a precautionary approach to residential development until the issue and extent of flood risk are better understood. The EA will make further comments relating to environmental management issues, on a site by site basis when detailed individual proposals are presented in order to prevent, minimise, and ameliorate pollution of the water environment. Detailed design and impacts on the floodplain and river flows of any proposed footway/cycleways will be needed to be assessed with the Environment Agency to satisfy no increased risk in flooding, in accordance with Agency policies. In addition, the Borough Council will strongly encourage applications to be accompanied by: - a provisional Secured by Design

Certificate and a completed BREEAM Certificate

- options to provide an additional access

for the Kangaroo Spinney to better access the new Route 2

4.6 Section 106

Pre-application discussions with planning officers will help identify the initial Heads of Terms for the s106 (and other developer contributions). This document identifies various items that would need to be considered as part of he s106. These include: • Works arising out of flood, transport

and other environmental studies; • Re-arrangement of highway accesses; • Provision of various off site highway

improvement to include enhancing existing and providing new safe cycle and footpaths and road crossing(s);

• Enabling, contributing and/or provision of various new Rights of Way both on and off-site;

• Biodiversity/riverside improvements; • Provision of public open space with

parking; • Provision of a new square; • Structural landscaping; • Contribution to enhancement of

Kangaroo Spinney area; • Other contributions.


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5. Detailed Planning Policy Background

5.1 Introduction

Policy U14 of the adopted Local Plan provides that “Planning permission will not be granted in advance of approval of supplementary planning guidance” and that “proposal for individual sites should be in accordance with the provisions of the Supplementary Planning Guidance or subsequently agreed amendments”. Under Policy U14 all 4 of the key principles are relevant to this site namely: 1. SAFE AND CONVENT ACCESS LINKS

BETWEEN ALL PARTS OF THE ALLOCATED AREA, THE EXISTING URBAN ROAD SYSTEM AND THE WIDER TRANSPORT NETWORK, WITH HIGHWAY IMPROVEMENT WHERE NECESSARY.

2. REDUCED DEPENDENCY ON THE USE OF THE PRIVATE CAR AND THE PROMOTION OF PUBLIC TRANSPORT OPTIONS, WALKING AND CYCLING.

3. THE PREVENTION OF FLOOD RISKS,

BY AVOIDING UNCESSARY BUILDING IN THE FLOODPLAINS AND EMPLOYING SUDS, AND ACHIEVING A

REDUCTION IN FLODD RISKS WHERE POSSIBLE.

4. THE PROTECTION OF THE CHARACTER OF THE COUNTRYSIDE AND WILDLIFE HABITATS BY RETAINING IMPORTANT TREES AND HEDGES AND ADVANCE PLANTING WITH INDIGENOUS SPECIES, AND THE CONSERVATION OF PUBLIC RIGHTS OF WAY.

5. REGULATED DEVELOPMENT PROGRAMME TAKING UP, AS FAR AS POSSIBLE, PREVIOUSLY DEVELOPED LAND FIRST IN AN OUTWARD EXPANSION OF THE EXISTING BUILT UP AREA, AND ENSURING THAT THE PROVISION OF INFRASTRUCTURE AND COMMUNITY FACILITIES KEEP PACE WITH HOUSE-BUILDING.

The Council has stated in the report of the Economic and Environment Committee of 12th January 2004 that “Development on sites such as those south of the railway should be “compatible” with (the Bovis) Master Plan, but would not be unnecessarily restricted to the form of development indicated by it, provided proposals were in accordance with the SPGs”.

5.2 Employment

On balance, whilst the opportunities for other than employment use cannot be precluded in policy terms for the site, the employment policies in the Local Plan are the relevant to apply to the site, and in particular adopted Local Plan Policies E4 and UE1: POLICY E4 “PLANNING PERMISSION WILL BE GRANTED FOR THE REDEVELOPMENT OR USE OF INDUSTRIAL OR COMMERCIAL LAND OR PREMISES OUTSIDE OF INDUSTRIAL ESTATES FOR NON-INDUSTRIAL OR COMMERCIAL USES IF THE LAND OR PREMISES ARE INCAPABLE OF ADAPTION OR DEVELOPMENT FOR INDUSTRIAL OR COMMERCIAL USE OR WHERE EXISTING AMENITY, TRAFFIC OR OTHER ENVIRONMENTAL PROBLEMS CANNOT BE OVERCOME. 4.16. Redevelopment for housing of a number of industrial and commercial sites, both within predominantly residential areas of the town and within the villages, particularly during the housing boom of the late 1980s, has resulted in a reduction in the supply of such sites. In the light of the


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earlier discussion, the Borough Council will wish to ensure that unwarranted losses do not occur. Nevertheless, because of their age, many existing sites fail to meet modern requirements in terms of access and maneuvering space and may result in unacceptable environmental disturbance. Where the adverse effects cannot be reasonably ameliorated it is accepted that another use may be preferable. Similarly even where environmental problems are not an issue, situations may arise where the land or premises are incapable of adaption for modern day requirements for industrial or commercial use. The key judgement here, however, must be incapability and not merely than an alternative use may be more easily accomplished. Modern buildings are unlikely to be granted planning permission for a change to non-industrial/commercial use as they are likely to be adaptable”. adaptable.” POLICY UE1 PLANNING PERMISSION WILL BE GRANTED FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT WITHIN THE TOWN AS DEFINED IN THE PROPOSALS MAP, PROVIDE THAT THE PROPOSALS SATISFY: THE NEED TO SECURE WELL-DESIGNED BUILDINGS THAT RESPECT THE CHARACTERISTICS OF THEIR

SURROUNDINGS AND LANDSCAPE AMENITY, IN LANDSCAPED SETTINGS; THE NEED TO ENSURE THE AVAILABILITY OF PUBLIC TRANSPORT AND THE ADEQUACY OF LINKS FOR CYCLING AND PEDESTRIAN MOVEMENT, ALONG WITH THE PROVISION OF SECURE CYCLE PARKING; THE NEED FOR SATISFACTORY ON-SITE MANOEUVERING AND LOADING ARRANGEMENTS; THE NEED TO PREVENT CRIME AND PROMOTE PERSONAL SECURITY; THE NEED TO CONSERVE ENERGY, AVOID AMENITY LOSS THROUGH LIGHT POLLUTION AND ENSURE SUSTAINABLE DRAINAGE. APPLICATIONS WITH SIGNIFICANT TRANSPORT IMPLICATIONS SHOULD BE SUPPORTED BY TRANSPORT ASSESSMENT AND TRAVEL PLANS

5.3 Residential

There are currently four residential dwellings on the site. Should further

residential development be suitable for this site then the key policies that apply are based on the Local Plan under “Housing Layout And Design: General Guidance”: “To create a pleasant, safe, secure, accessible and more sustainable environment, planning applications involving aspects of housing layout and design must accord with Policy H12”. POLICY UH5 PLANNING PERMISSION WILL BE GRANTED FOR RESIDENTIAL DEVELOPMENT WITHIN THE TOWN, AS DEFINED IN THE PROPOSALS MAP, PROVIDED THAT PROPOSALS SATISFY: 1. THE NEED TO USE LAND

EFFICIENTLY AND SECURE A NET MINIMUM DENSITY ON HOUSING SITES OF 35 DWELLINGS PER HA.

2. THE NEED TO CREATE PLEASING

ENVIRONMENTS WITH A RANGE OF DWELLNG TYPES, IN LAYOUTS THAT RESPECT AND ENHANCE THE BUILDING CHARACTERSITICS AND LANDSCAPE SETTINGS OF THE LOCALITY

3. THE NEED FOR SAFE HIGHWAY

NETWORKS WITH ADEQUATE


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PROVISION FOR PUBLIC TRANSPORT, CYCLING AND PEDESTRIAN MOVEMENTS

4. THE NEED TO PREVENT CRIME AND

PROMOTE PERSONAL SECURITY 5. THE NEED TO AVOID

UNNEIGHBOURLY STANDARDS OF AMENITY IN DESIGN AND LAYOUT

6. THE NEED FOR ENERGY AND WATER

CONSERVATION, EFFECTIVE WASTE MANAGEMENT; SUSTAINABLE DRAINAGE SYTEMS AND THE AVOIDANCE OF FLOODING

7. THE NEED TO PROVIDE ASSOCIATED

CAR PARKING IN ACCORDANCE WITH CURRENTLY OPERATIVE STANDARDS

8. THE NEED TO INTEGRATE

DEVELOPMENT WITHIN EXISTING SETTLEMENT PATTERNS AND PROVIDE CONVENIENT ACCESS TO SOCIAL FACILITIES.

5.4 Leisure and Recreation

Should leisure development be suitable for this site then the key policies that apply are

based on the adopted Local Plan under “New Leisure Facilities” particularly Policy L4 POLICY L4 NEW BUILT LEISURE FACILITIES SERVING THE BOROUGH AS A WHOLE WILL ONLY BE PERMITTED WITHIN THE TOWN AND ON APPROPRIATE SITES IN CLOSE ASSOCIATION WITH THE TOWN. 6.8. New built leisure facilities serving the Borough as a whole should normally be located within the urban area in accordance with the general strategy. Appropriate sites should be easily accessible for the majority of users and be separate from residential areas to minimise disturbance. 6.9. Accordingly the town centre is considered to be a key location. Detailed policies are set out in Chapter 10, including reference to the recently constructed theatre and arts centre ("The Castle") on land adjacent to the multi-storey car park. 6.10. Other new recreational and leisure development requiring large site areas may not be readily accommodated in the town centre. Land is allocated, therefore, for large-scale

recreational facilities as part of the proposals for Land to the East to allow for these activities close to the town with easy access to the strategic transport network. This is discussed in detail in Chapter 9. Additionally, certain edge-of-town sites such as the Sywell Road Sports Ground, which has been provided as a replacement for the Old Grammarians Sports Ground off Sanders Road, can usefully contribute towards meeting the needs of the Borough. And in the adopted Local Plan under U16 any development on the site needs to: POLICY U16 LAND TO THE SOUTH OF THE RAILWAY, AS DEFINED ON THE PROPOSALS MAP, IS ALLOCATED FOR LEISURE PURPOSES. DEVELOPMENT ON THIS SITE SHOULD ACCORD WITH ANY PUBLISHED SUPPLEMENTARY GUIDANCE FOR THE AREA AND SEEK TO CONSERVE AND ENHANCE PEDESTRIAN AND CYCLE ACCESS BETWEEN THE URBAN AREA AND THE RIVER VALLEY. PROPOSALS FOR RECREATIONAL DEVELOPMENT SHOULD AVOID HARM


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TO NEARBY RESIDENTIAL AND COMMERCIAL INTERESTS. Although PPG 6 discourages the siting of leisure uses in out-of town locations, and as stated above adopted Local Plan policies refer to a preference for sites in close association with the town, this site is on the periphery of the town rather that outside of the town envelope. Perhaps those uses not suited to a town centre (e.g. a large nightclub) may be able to be considered in this location. Re-use of the existing building for such a purpose may be considered. Any consideration for such a use would need to show that it could properly mitigate all environmental issues that would negatively affect relevant residential uses. Policy U16 requires that “PROPOSALS FOR RECREATIONAL DEVELOPMENT SHOULD AVOID HARM TO NEARBY RESIDENTIAL AND COMMERCIAL INTERESTS”. The provision of a new public open space between the development and the floodplain to the south, will: open up the valley views; provide a recreation space for the employees on the new development; and provide maintenance access to the strategic utilities. This space may best be a mix of more formal uses (eg play area, picnic site, cycle park) and informal uses.

Given its isolation from residential property (except for the travellers’ site for which it could provide a facility), the site will need to be designed, laid out and managed so as provide a safe, secure and vandal proof area. Provision of CCTV would be appropriate as would developer/occupier funded site management and maintenance.

5.5 Retail

PPG 3, sequential test would not normally identify this location as suitable for a retail operation. The only exception would be if the retail was directly linked, and integral to, the operation of the leisure use.

wellingborough east land south of the railway planning brief · 1 wider planning context 1.1...

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